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S:\_projects\2021\21112 Lincoln Shores\Admin\Agency Correspondence\City of Caldwell\Submittal Package
Breckon Land Design Inc.
6661 North Glenwood Street
Garden City, Idaho 83714
p: 208-376-5153
f: 208-376-6528
www.breckonlanddesign.com
September 25, 2023
Ms. Katie Wright, Associate Planner
Caldwell Planning & Zoning Department
621 Cleveland Boulevard
Caldwell, Idaho 83605
P: 208-455-4743
RE: Entitlement Application for Midland Meadows Subdivision –
Parcels: R3411900000 and R3411800000
Lincoln Road and Midland Blvd, Caldwell, Idaho
Comprehensive Plan Map Amendment, Annexation, and Preliminary Plat
Dear Ms. Wright:
We are pleased to submit the above referenced applications for the proposed Midland Meadows Subdivision (hereinafter
called the “Project” or “Development”) on behalf of our client, Parkland Development LLC. The intent of this entitlements
process is to 1) do a Comprehensive Plan Map Amendment to add the portion of Parcel R3411800000 that lies north of
Lincoln Road to the Comp plan map area with a designation of Low Density, 2) Annex Parcel R3411800000 into the City of
Caldwell - zoning the property to the R-1 zone, and 3) subdivide all of the above referenced property into a 242 residential
lot subdivision.
Included with this submittal you will find the required applications and required documents for the Comprehensive Plan
Map Amendment, Annexation, and the Preliminary Plat submittal. We understand that each step of this application is
predicated on the approval of the prior step and that concurrent submittal of these applications is at our discretion.
General Information
The total project site is approximately 80.7 acres and is located on the west side of Midland Boulevard where Lincoln Road
intersects Midland Boulevard in Canyon County, Idaho. The northern 40-acre parcel lies partially within the City of Caldwell
Area of Influence and Comprehensive Plan Map. The southern parcel is within Caldwell City limits.
Most of the property is currently being used for agricultural purposes. Two single-family homes and a barn have been
removed from the property. The remainder of the property is unused. There are several gravel pits located between the
property and the Boise River to the north. Most other properties in the area are being used for agricultural purposes.
The proposed project is a residential development with lot size ranging from approximately 7,200 to 13,000 square feet.
The proposed subdivision will be zoned R-1 which requires a minimum lot size of 8,000 square feet and a maximum gross
density of 3.0 dwelling units per acre. The Caldwell City code allows for a 10% reduction in minimum lot size in new
subdivisions as long as the maximum density is not exceeded. The proposed Midland Meadows subdivision takes
advantage of the allowed 10% lot size reduction so that the subdivision can maintain the allowable density and yet be
enhanced with open space, trails, and buffers. A total of 242 residential lots are proposed in Midland Meadows resulting in
a gross density of 3.0 dwelling units per acre.
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Comprehensive Plan Map Amendment (CPMA)
The Project consists of two parcels owned by a single entity with the northern parcel bisected by the boundary of the
Caldwell Comprehensive Plan Map (CPM). The proposed amendments to the Comprehensive Plan Map include the
following:
1. Amend the Comprehensive Plan Map so that it includes the 18.25-acre portion of Parcel R3411800000 that lies
north of Lincoln Road and provide it with a CPM designation of low density.
The surrounding property has the following designations on the Comprehensive Plan Map: property to the north and
west is NOT included in the CPM but is designated as Residential on the Canyon County Future Land Use Map, property to
the east is designated Residential Estates, and property to the south is designated Low Density. Note that the property to
the north falls within the Middleton Area of Impact with a comprehensive plan map designation of Industrial.
Annexation
Parcel R3411900000 is within the city limits of Caldwell. Parcel R3411800000 is currently under the jurisdiction of
Canyon County. We are requesting an annexation of the 40-acre Parcel R3411800000 into the City of Caldwell. We are
requesting that this parcel be zoned R-1 which is in alignment with the Low-Density Comprehensive Land Map
designation.
The surrounding property is a mix of both city and county property. The adjacent property that is within the Caldwell city
limits is to the south (zoned R-1, Low Density Residential) and to the east (zoned R-S-1 Semi-Rural Residential 1). The
property to the north and west lie within Canyon County.
Preliminary Plat
Assuming approval of the Comprehensive Plan Map Amendment and Annexation with R-1 zoning the applicant
proposes to subdivide the 80.7-acre property into 242 single-family residential lots with 18 common lots. The proposed
parcels range in size from approximately 7,250 to 13,000 square feet, with an average lot size of 8,434 square feet.
The common lots will provide open space, large landscape buffers, stormwater drainage facilities in addition to
interconnected pathways and a proposed rock lined waterway to be used as part of the irrigation wastewater discharge
system after providing irrigation water to the pump station and to neighboring irrigation water users. A landscape buffer will
be placed along both Lincoln Road and Midland Boulevard to provide visual separation and noise protection for the future
subdivision residents. Buffers will be provided along all exterior boundaries of the subdivision. These buffers will provide an
attractive separation between differing land uses. Based upon the average lot size we are required to provide 6% of
Qualified Open Space. The proposed preliminary plat provides 12.5% of qualified open space which is 100% more than
required. A total of 20.17% open space is provided when including the stormwater swales and street landscape buffers.
Open spaces include open park areas, buffers between differing land uses, pathways, and fitness facilities (sports courts
and playgrounds).
The project will be developed in four phases as shown in the preliminary plat and will be provided with utilities as follows:
• Sewer service will be provided by the City of Caldwell. A gravity sewer collection system will deliver sewer to an
on-site sewage lift station. The sewage lift station will deliver sewage from the subdivision through a force main
west along Lincoln Road and then south along Middleton Road to a manhole located in the Mandalay Ranch
Subdivision.
• Water service will be provided by the City of Caldwell through an extension of the existing system located near the
intersection of Marble Front Road and Middleton Road. A 12” water main will be extended from the connection
point north on Middleton Road and then east on Lincoln Road to the project site. This water line extension will be
located as planned on the City of Caldwell Master Water Plan. A second connection will be made to the well that
the City of Caldwell has drilled on Parcel R3413901000. The proposed well site is located approximately 150-feet
west of the project site. Water will be for domestic use and for fire protection.
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• Streets throughout the development will be built to Canyon County Highway District (CCHD) and City of Caldwell
standards and the right-of-way dedicated to the public. On-site streets will be designed in accordance with the City
of Caldwell local road standards. There are two connections for the neighborhood to the north, one on Lincoln
Road and one on Midland Boulevard. The area to the south will also have one connection on Lincoln Road and
one connection on Midland Boulevard. The frontage along Lincoln Road and Midland Boulevard will be improved
as required by the City of Caldwell.
• A pressurized irrigation system using existing surface water rights will serve all lots and open space throughout
the project. The irrigation system and pump station will be designed and constructed according to the requirements
of the Caldwell Municipal Irrigation District (CMID). The pressure irrigation system, pump station and all surface
water rights will be turned over to the CMID for operation and maintenance.
• Gravity Irrigation laterals, supply, and waste ditches shall be evaluated and a conveyance system providing
continuity of irrigation water delivery shall be provided. Design and approval of the proposed improvements will be
coordinated with the irrigation district.
A traffic impact study (TIS) has been conducted for this project and is included with this submittal. Note that the TIS was
prepared when the subdivision proposed 266 lots but, per the City of Caldwell Engineering Department, an updated study
is not required for this revised subdivision application.
The project is not in a regulated flood plain. There are no known adverse health, safety, or environmental issues.
The proposed development will not negatively affect the continuity of the capital improvement program. The public is not
expected to financially support the services required for the development. The property taxes post-development will
provide a significantly greater tax revenue to the County than continuing the current use.
In summary, this project is proposed in an area primarily designated for future Residential Use. It is also in the Caldwell
impact area where agricultural uses are no longer the priority for this property. The Canyon County Comprehensive Plan
states that “Residential development should be encouraged in or near Areas of City Impact…”. We understand there are
still agricultural operations conducted in the area, and these operations are protected under Idaho’s right to farm laws. In
addition to providing the required separation buffers between land uses, the right to farm will be acknowledged on the plat
and in the CC&R’s.
the proposed Comprehensive Plan Map Amendment, Annexation, and the Preliminary Plat for this property will
support the orderly development of Canyon County and the City of Caldwell Area of Influence in manner consistent with
their respective Comprehensive Plans. We believe this project will be an asset to both Canyon County and the City of
Caldwell. If you have any further questions or comments, please contact me at 208-376-5153 or via email at
mwall@breckonld.com .
Sincerely,
Breckon Land Design, Inc.
Mary B Wall, PE
Senior Civil Engineer
Attachment -
Enclosures – Comprehensive Plan Map Amendment Application & supporting documentation
Annexation Application & supporting documentation
Preliminary Plat Application & supporting documentation
Cc: File, Parkland Development, LLC